Water damage in occupied and turning units
- Multi-unit moisture mapping
- Habitability documentation for the owner file
- Direct tenant scheduling
- The live job page for every unit at every property
- 24/7 at (208) 391-5248
Where this usually goes wrong
A supply line lets go in unit 204 and by the time anyone calls you it is in 104's ceiling. Now you have two tenants, one of them talking about habitability, an owner asking what this costs, and a vendor who will not answer after five. You become the switchboard for a problem you did not cause and cannot see.
What you get
Every line here is about what your client experiences after you hand us their name, because that experience is what your referral is made of.
Your tenant stops calling you
Water damage handled without the tenant calls. Give us the tenant's name and number and we schedule directly with them. Access, arrival windows, equipment placement, pickup: all of it happens between us and the unit. You get the outcome, not the twelve texts it took to arrange.
You find out how far the water actually went
Water travels down and sideways through shared framing and it does not stop at a lease boundary. We map it across adjacent units, wall cavities, and the ceiling below with a thermal camera and a pin meter, reading the top plate and the ceiling drywall against unaffected material in the same building. You catch it in 104 now instead of finding a mold claim there in ninety days.
Habitability is documented, in writing, day by day
Daily moisture readings, dated photos, containment, equipment logs, and a final reading at dry standard. That is the file you hand the owner, the carrier, or a tenant who escalates. "We took care of it" is not a defensible record; a psychrometric log is.
The unit turns instead of sitting
Drying to a documented standard rather than a guess means flooring and drywall go back in on a known date. You can schedule the make-ready and quote the vacancy honestly instead of adding a week of padding because nobody knows when the subfloor will be dry. We do not do the make-ready itself. Paint, flooring, and the punch list stay with your crews, and we give you the day the space is ready for them.
You answer the owner without driving out
One link per job: status, the committed completion date, readings by room, photos, documents. If you manage twelve buildings you are not calling a vendor for updates on three of them. You look, and then you tell the owner something specific.
The partner portal
Every unit you have with us, on one page
You cannot drive to twelve buildings, and an owner asking for a status update does not want to wait while you call a vendor. The job page answers both, and it carries the numbers a technician logged in that unit the same morning.
- Status
- where each unit stands today, per unit, under one job
- Completion date
- the day the unit is dry and ready for make-ready, in writing
- Readings
- moisture numbers by room, logged daily against the dry standard
- Photos
- numbered and dated, the record that goes into an owner report
- Documents
- drying logs, containment records, and post-remediation verification
Pulled the week before a turnover, or the hour an owner escalates.
The partner view of a live job
Situations we handle for you
A washer supply line fails on the second floor and the tenant below reports a wet ceiling.
We respond to both units, extract, and map the moisture through the shared assembly, including the wall cavity the water ran down that nobody has looked at yet. Both units get documented under one job so the owner sees a single, coherent record.
A tenant reports mold in the bathroom and mentions the health department.
No charge to look. Often it is surface condensation on a cold wall from a dead exhaust fan, and the fix is a fan and a wipe-down, which we will tell you in writing. When it is more than that, you get a scope, containment, and post-remediation verification. Either way you have a document, fast.
A water heater in a shared mechanical closet fails on a Saturday night.
We take the call at the number, not an answering service. Extraction and containment happen that night so it does not sit for thirty-six hours turning into a mold job and a habitability complaint on Monday.
During turnover you pull carpet and find staining on the subfloor with no known source.
We read the subfloor and the framing below it and tell you whether it is dry historic staining or active moisture. Old and dry means you deduct nothing from the deposit and lay flooring. Active means you know now, not after the new tenant moves in.
Yours to hand out
Concrete things you get as a partner. Most of them exist so your client’s next question already has an answer.
- A live job link per property, with per-unit status, readings, photos, and the completion date
- A tenant-facing notice you can send that explains what is happening, who is coming, and what the equipment is for
- Free assessment on any unit, from photos you send or with a technician in the unit. No cost per unit and no cap
- Moisture and drying logs formatted to drop straight into an owner report or a carrier submission
- Post-remediation verification documentation for any unit where mold was addressed
- A direct after-hours number at (208) 391-5248
Questions we get
Who pays: the owner, the tenant, or us?
Whoever you tell us to bill, and we will not start work without that answer in writing. Most of these losses run through the property's insurance. We document the cause of loss and the condition on arrival so the carrier has a complete file to make that determination from.
Will you coordinate with tenants directly?
Yes, if you want us to. Give us contact info and access instructions and we handle scheduling, arrival windows, and equipment pickup. You stay copied on the job page without being the relay.
Can you work several units at once?
Yes. Multi-unit losses are scoped as one job with per-unit readings and documentation, so the owner and the carrier see one file instead of four invoices they have to reconcile themselves.
What if a tenant's mold complaint turns out to be condensation?
We tell you that, in writing, with readings behind it. A documented finding of "surface condensation, no elevated moisture in the assembly" is often the most valuable thing we produce for a property manager, because it ends the conversation.
Do you pay property managers for referrals?
No. You are buying on an owner's behalf, and a vendor paying you to choose it is a conflict you should not have to explain to anybody. Assessments are free, referring costs nothing, and the only invoice we issue goes to whoever the authorization names.
Getting set up
Tell us what you run into and we’ll set you up. Takes one conversation, and there is no cost, no minimum, and no contract.